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Property profile & analytics
OFF-MARKET
Estimated value
$2,140,000
Office Spaces
2315 Locust St, Saint Louis, MO 63103-1515
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US48-0632567
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
1924
Construction
BRICK
Total area
13,291 SF
Lot
0.49 ac (21,183 SF)
Zoning code
I
APN
091900-00200
UPID
US48-0632567
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.40M
Comparable Approach
Comparable
$1.81M
Blend (final)
Blend
$2.14M
Owner & transaction history
Mendenhall Ptshp LLC · 9 yrs held
Mendenhall Ptshp LLC
since 2017
7 recorded transactions
Zoning & alternative use
I · Saint Louis, MO
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Saint Louis submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Saint Louis submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,600,000
6.5%
$2,400,000
7%
$2,230,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,420,000
Current use
RETAIL STORES
$2,075,000
Change: -14% · Conversion: Easy
MEDICAL BUILDING
$2,050,000
Change: -15% · Conversion: Easy
OFFICE BUILDING
$1,985,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$2.14M
Range $1.93M – $2.35M · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$161 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$31,305
Tax year 2023
Assessed value
$1,739,400
Assessed 2023
Previous assessed
$1,739,400
+0.0% YoY
Effective rate
1.80%
On assessed value
Assessed land
$47,600
Assessed improvement
$1,691,800
Land market value
$148,700
Improvement market value
$5,287,000
Total market value
$5,435,700
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
1924
Construction
BRICK
Heating
YES
Cooling
CENTRAL
Stories
4
Units
1
Total area
13,291 SF
Lot
0.49 ac (21,183 SF)
Zoning code
I
APN
091900-00200
UPID
US48-0632567
Jurisdiction
ST LOUIS CITY
Zoning & alternative use
I · Saint Louis, MO
Zoning I · permitted uses
I · Saint Louis, MO
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Saint Louis. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$2.4M
RETAIL STORES
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.1M
OFFICE BUILDING
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
RETAIL STORES
MEDICAL BUILDING
OFFICE BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1924
Construction
BRICK
Heating
YES
Cooling
Yes
Stories
4
Units
1
Lot
0.49 ac
Current owner
From public records · entity-resolved
Mendenhall Ptshp LLC
Entity
Mailing address
2315 LOCUST ST STE #2, SAINT LOUIS, MO 63103-1516
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2019
—
Mendenhall Ptshp LLC
—
Deed
related
$6,350,000 · United Cmnty Bk
Mar 22, 2018
—
Mendenhall Ptshp LLC
—
Grant Deed
related
$6,350,000 · Liberty Bk
Mar 2, 2018
—
Mendenhall Ptshp LLC
—
Deed
related
—
Oct 5, 2017
—
Mendenhall Ptshp LLC
—
Deed
related
—
Jul 14, 2017
—
Mendenhall Ptshp LLC
—
Deed
related
—
Mar 1, 2017
$425,000
Mendenhall Ptshp LLC
Eubank Storage LLC
Grant Deed
$616,250 · Liberty Bk
Apr 5, 2016
$205,000
Eubanks Storage LLC
Dearborn Street Holdings L 16
Grant Deed
—
Mar 21, 2014
$365,000
Dearborn Street Holdings Ll 16
J & K Trustee Svcs INC
Trustees Deed
related
—
—
—
Mendenhall Ptshp LLC
—
Loan Modification
related
$6,350,000 · United Cmnty Bk
—
—
Accurate Business Mailers INC
—
Deed Of Trust
related
$643,584 · Southwest Bank Of St Louis
—
—
Mendenhall Ptshp LLC
—
Loan Modification
related
—
—
—
Mendenhall Ptshp LLC
—
Loan Modification
related
—
—
—
Mendenhall Ptshp LLC
—
Loan Modification
related
—
—
—
Accurate Business Mailers INC
—
Deed Of Trust
related
$147,710 · John L Lovshe
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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